{"area":{"county":"Sedgwick County","state":"KS","stateName":"Kansas","slug":"sedgwick-ks","metro":"Wichita, KS HUD Metro FMR Area"},"homeValue":{"series":[{"date":"2021-04-01","value":172366},{"date":"2021-07-01","value":177809},{"date":"2021-10-01","value":181090},{"date":"2022-01-01","value":187661},{"date":"2022-04-01","value":200598},{"date":"2022-07-01","value":203300},{"date":"2022-10-01","value":201914},{"date":"2023-01-01","value":204208},{"date":"2023-04-01","value":211022},{"date":"2023-07-01","value":217702},{"date":"2023-10-01","value":218132},{"date":"2024-01-01","value":219714},{"date":"2024-04-01","value":227828},{"date":"2024-07-01","value":229887},{"date":"2024-10-01","value":228932},{"date":"2025-01-01","value":232025},{"date":"2025-04-01","value":234288},{"date":"2025-07-01","value":237350},{"date":"2025-10-01","value":237335},{"date":"2026-01-01","value":243380},{"date":"2026-04-01","value":244923}],"latest":244923,"yoy":4.539284982585536,"fiveYr":42.09472865878421,"sinceStart":498.57031135441616,"modeled":true},"rent":{"series":[{"date":"2026-11-01","value":1043}],"latest":1043,"yoy":null,"fiveYr":null,"sinceStart":null,"modeled":true},"census":{"medianIncome":69365,"population":528226,"povertyRate":13.927629716231598,"medianHomeValue":203300,"medianGrossRent":998,"medianPropertyTax":2461},"hud":{"county":"Sedgwick County","year":"2027","perUnit":1043,"bedrooms":2,"estimated":false,"baseBedrooms":2},"crime":{"scope":"state","state":"Kansas","period":"10-2024 to 09-2026","window":{"from":"10-2024","to":"09-2026","fellBack":false},"violentCrime":{"total":22775,"ratePer100k":382.4876898583242},"propertyCrime":{"total":92828,"ratePer100k":1558.971120709924},"note":"State-level totals from the FBI CDE summarized offense endpoint."},"crimeVintage":{"from":"10-2024","to":"09-2026","fellBack":false},"priceToRentRatio":19.6,"ratioVerdict":"Borderline — at 19.6× the market leans renting (modeled investor cash flow is negative, so this is owner-occupant math — it is not a claim of strong rental yield)","priceCagr":7.28024862572394,"rentCagr":3,"cashFlow":{"price":244923,"monthlyRent":1043,"grossRent":1043,"downPct":20,"ratePct":6.75,"units":1,"state":"KS","down":48984.600000000006,"loan":195938.4,"mortgagePI":1270.8527328462167,"monthlyTax":247.1681275,"taxRatePct":1.211,"taxRateSource":"Census ACS county effective rate 1.21% ($2,461 tax ÷ $203,300 ACS median), applied to current value","monthlyInsurance":159.19995,"insuranceRatePct":0.78,"insuranceBasis":"Insurance: state-level estimate (KS avg 0.78%/yr)","insuranceHighRisk":true,"vacancyPct":5,"vacancyLoss":52.150000000000006,"egi":990.85,"mgmtPct":10,"monthlyMgmt":104.30000000000001,"maintenancePct":5,"monthlyMaint":52.150000000000006,"capexPct":5,"monthlyCapex":52.150000000000006,"hoaMonthly":0,"monthlyHoa":0,"operatingExpenses":614.9680775,"noi":375.8819225,"totalExpenses":1885.8208103462166,"cashFlow":-894.9708103462167,"annualCf":-10739.6497241546,"cocReturn":-21.924543068953504,"capRate":1.8416331132641688},"resilience":{"scenarios":[{"id":"rentDown","label":"Rent drops 10%","kind":"standard","detail":"Standard assumption","cashFlow":-973.1958103462166,"delta":-78,"survives":false},{"id":"vacancy","label":"Vacancy stretches to 8%","kind":"standard","detail":"Standard assumption","cashFlow":-926.2608103462168,"delta":-31,"survives":false},{"id":"insurance","label":"Insurance costs rise 25%","kind":"standard","detail":"Standard assumption","cashFlow":-934.7707978462166,"delta":-40,"survives":false},{"id":"rateReset","label":"If financed at 8.25% instead","kind":"standard","detail":"Fixed-rate comparison — the deal if you'd borrowed at a higher rate today; your actual fixed payment never resets","cashFlow":-1096.137841211717,"delta":-201,"survives":false},{"id":"historyHome","label":"Worst market shock in available history (since 1976-07-01) (home values −4.9% over 3 months)","kind":"history","detail":"History-derived proxy: worst decline found in any window of up to 12 months in the state FHFA home-value series, 1980-10-01 → 1981-01-01, applied to rent","cashFlow":-933.6452420514323,"delta":-39,"survives":false}],"survived":0,"total":5,"score":0,"worstCashFlow":-1096.137841211717,"baselineCashFlow":-894.9708103462167,"framing":"underwater","confidenceLabel":"crosscheck","omitted":[],"note":"Each scenario re-runs the same verified cash-flow engine with one shock applied, then re-checks the cash-flow identity before display. Standard shocks are fixed assumptions; the history-derived scenario is this market's own worst observed 12-month decline. Estimates only — not a guarantee of performance."},"rentVsBuy":{"years":7,"priceCagr":7.28024862572394,"rentCagr":3,"totalRentPaid":95903.37665525576,"totalCashOutlay":222863.23832685198,"insuranceBasis":"Insurance: state-level estimate (KS avg 0.78%/yr)","homeValueAfter":400560.36093328503,"equityBuilt":222672.83832757888,"netCostOfBuying":49174.9999992731,"buyingCheaper":true,"savings":46728.37665598266},"priceToIncome":{"ratio":3.5309305845887695,"price":244923,"medianIncome":69365,"label":"Moderate (3–5x — tighter budgets)"},"countyTaxRatePct":1.211,"countyTaxSource":"Census ACS county effective rate 1.21% ($2,461 tax ÷ $203,300 ACS median), applied to current value","dataCheck":{"status":"crosscheck","checks":[{"metric":"home value (vintage update)","primary":244923,"secondary":203300,"primarySource":"current estimate (ACS county median × FHFA metro HPI growth)","secondarySource":"raw ACS 2023 county median (as measured ~2021)","ratio":1.2,"grade":"crosscheck","consistent":false,"hidePoint":false},{"metric":"HUD fair market rent","primary":1043,"secondary":998,"primarySource":"HUD FMR (county)","secondarySource":"Census ACS (county gross rent)","ratio":1.05,"grade":"verified","consistent":true,"hidePoint":false}],"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":203300,"high":244923}},"rent":{"label":"verified","ratio":1.05,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":998,"high":1043}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"note":"Every headline metric is checked against a second figure, and each check names its own basis. The rent and property-price checks pair genuinely independent datasets (HUD FMR vs Census ACS gross rent; your price vs the county estimate). The home-value check compares our current estimate (ACS county median updated by the FHFA state index) against the raw ACS 2023 median — its spread reflects price movement since the ACS measurement period (~2021), not disagreement between unrelated sources. 'Verified' means the two figures agree within 15%; 'Cross-checked' means they diverge more than 15%; 'Divergent' flags a >2x difference. A spread beyond 35% is too wide to defend a single point — the headline shows the source range instead, flagged 'sources disagree'."},"integrity":{"status":"pass","checks":[{"name":"home value freshness","status":"pass","detail":"latest 2026-04-01 (227d old — current for quarterly cadence)"},{"name":"home value card↔chart","status":"pass","detail":"card matches chart"},{"name":"home value growth window","status":"pass","detail":"growth matches the 5.0yr available window"},{"name":"rent freshness","status":"pass","detail":"latest 2026-11-01 (13d old — current for monthly cadence)"},{"name":"rent card↔chart","status":"pass","detail":"card matches chart"},{"name":"cash flow identity","status":"pass","detail":"NOI − P&I = cash flow"},{"name":"cash-on-cash","status":"pass","detail":"annual CF ÷ down matches"},{"name":"cap rate","status":"pass","detail":"NOI×12 ÷ price matches"},{"name":"price-to-rent","status":"pass","detail":"price ÷ (rent×12) matches"},{"name":"income plausibility","status":"pass","detail":"within expected range"},{"name":"price-to-income","status":"pass","detail":"price ÷ income matches"},{"name":"buy-vs-rent: home value at term","status":"pass","detail":"compounds at 7.3%/yr"},{"name":"buy-vs-rent: total rent paid","status":"pass","detail":"geometric series matches"},{"name":"buy-vs-rent: equity built","status":"pass","detail":"home value − loan balance matches"},{"name":"buy-vs-rent: net cost","status":"pass","detail":"outlay − equity gain matches"},{"name":"buy-vs-rent: savings & verdict","status":"pass","detail":"savings = rent − net cost, verdict matches"}],"summary":"16/16 verified","freshness":{"homeValue":{"date":"2026-04-01","ageDays":227,"cadence":"quarterly","current":true},"rent":{"date":"2026-11-01","ageDays":13,"cadence":"monthly","current":true}}},"confidence":{"homeValue":{"label":"crosscheck","ratio":1.2,"sources":["current estimate (ACS county median × FHFA metro HPI growth)","raw ACS 2023 county median (as measured ~2021)"],"hidePoint":false,"range":{"low":203300,"high":244923}},"rent":{"label":"verified","ratio":1.05,"sources":["HUD FMR (county)","Census ACS (county gross rent)"],"hidePoint":false,"range":{"low":998,"high":1043}},"income":{"label":"estimate","sources":["Census ACS"]},"crime":{"label":"estimate","sources":["FBI CDE"]}},"verdict":"Sedgwick County, KS is a moderate market — a 19.6x price-to-rent ratio is borderline, leaning renting; individual deals decide the outcome.","faqs":[{"q":"Is Sedgwick County, KS a good rental market?","a":"Mixed. Sedgwick County's 19.6x price-to-rent ratio is moderate; rentals can cash flow, but only on well-priced properties."},{"q":"What is the median home value in Sedgwick County?","a":"The typical home value in Sedgwick County is about $244,923 (county-level, Census ACS & FHFA metro HPI), up 4.5% year-over-year, and up 42.1% over five years."},{"q":"What is the median rent in Sedgwick County?","a":"The typical rent in Sedgwick County is about $1,043/mo (county-level, HUD 2-bedroom benchmark bridged from Census ACS gross rent), a current modeled estimate."},{"q":"Is it cheaper to rent or buy in Sedgwick County?","a":"Over a 7-year horizon, buying is cheaper in Sedgwick County — roughly $46,728 ahead of renting, with about $222,673 in equity built."},{"q":"Is Sedgwick County affordable for homebuyers?","a":"Sedgwick County's median home value is 3.5x the local median household income — Moderate (3–5x — tighter budgets)."},{"q":"What is the property tax rate in Sedgwick County?","a":"Sedgwick County's effective property tax rate is about 1.21% of home value (Census ACS county effective rate 1.21% ($2,461 tax ÷ $203,300 ACS median), applied to current value), which on a $244,923 median home is roughly $247/mo."}],"takeaways":["The median home value in Sedgwick County, KS was $244,923 as of April 2026, up 4.5% year over year (FHFA HPI applied to the Census ACS county median).","The typical market rent in Sedgwick County, KS was $1,043/mo as of November 2026, a current modeled estimate (HUD Fair Market Rent, FY2027, bridged from Census ACS gross rent).","Sedgwick County, KS has a price-to-rent ratio of 19.6 — a moderate reading where individual deals decide the outcome. (Computed by Areal from the figures above.)"],"citationSources":[{"name":"U.S. Census Bureau — ACS ACS 2024 5-year estimates","url":"https://www.census.gov/programs-surveys/acs/"},{"name":"FHFA House Price Index","url":"https://www.fhfa.gov/data/hpi"},{"name":"HUD Fair Market Rent","url":"https://www.huduser.gov/portal/datasets/fmr.html"},{"name":"FBI Crime Data Explorer","url":"https://cde.ucr.cjis.gov/"}],"jsonApi":{"function":"getCountyReport","query":"slug=sedgwick-ks","url":"https://areal.studio/functions/getCountyReport?slug=sedgwick-ks"},"assumptions":{"downPct":20,"ratePct":6.75,"years":7},"dataVintage":{"pulledAt":"2026-11-14T10:14:55.764Z","homeValueBasis":"FHFA metro HPI (quarterly, Wichita, KS HUD Metro FMR Area) × ACS county anchor","rentBasis":"HUD county FMR — flat current estimate (modeled, no public trend)","zhviThrough":null,"zoriThrough":null,"fhfaHpiThrough":"2026-04-01","hpiLevel":"metro","hpiMetro":"Wichita, KS HUD Metro FMR Area","acsVintage":"ACS 2024 5-year estimates","acsVintageMisses":[],"hudFy":"2027","safmrFy":null},"zipAnchors":{"homeValueTier":"county-fhfa-acs","rentTier":"county-acs-hud","zhvi":null,"zori":null,"safmr":null,"countyHomeEstimate":244923,"countyFmr":1043,"countyRatio":null,"hpiLevel":"metro","hpiMetro":"Wichita, KS HUD Metro FMR Area"},"links":{"stateDir":"KS","stateName":"Kansas","cityPages":[{"city":"Wichita","state":"KS"}],"zips":[]},"sources":["Census ACS 5-year","FHFA HPI","HUD Fair Market Rent","FBI CDE (state-level context)"]}